Much to our surprise we have been informed by our broker that my Marlborough lawyer is not on the bank Conveyancing panel. What can I do to be sure if this is correct?

The first thing you need to do is to call your Marlborough conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Marlborough conveyancing practice that is on the conveyancing panel for your bank.

We wanted to use a conveyancing solicitor in Marlborough for our home move. Our broker has since advised us that our bank Santander won't deal with them. Why is this not regarded as unfair competition?

Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all Marlborough conveyancing firms would have been on most mortgage company panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms regarding their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum amount of conveyancing. Many Marlborough conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Marlborough is one of the many locations where the conveyancers we list are are authorised to act for Santander.

What will a local search inform me concerning the property we're purchasing in Marlborough?

Marlborough conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for instance Searches UK The local search plays an important part in most Marlborough conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

How do I use the search tool to get a fee calculation from a conveyancing solicitor in Marlborough on the approved list for my mortgage?

Step one is to select a bank such as Barclays , Chelsea Building Society or Platform Home Loans Ltd then type in your preferred area a common one being Marlborough. Conveyancing firms in Marlborough and further afield will then be identified.

I’m about to sell my ground floor flat in Marlborough. Conveyancing solicitors are to be appointed soon, however I have recently had a half-yearly service charge invoice – should I leave it to the buyer to sort out?

The sensible thing to do is clear the maintenance contribution as you normally would as all ground rent and maintenance invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a 2 bed flat in Marlborough, conveyancing formalities finalised in 2012. How much will my lease extension cost? Similar properties in Marlborough with an extended lease are worth £211,000. The ground rent is £45 charged once a year. The lease ends on 21st October 2092

With just 68 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.